719 S Salcedo St · New Orleans, LA 70119

$200,000

4 bd · 2.0 ba · 1,491 sqft · SingleFamily public records · 83 Days on market

Built 1923 3,084 sqft lot $134/sqft · 56% below area

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this centrally located 3 bed 1 bath property with mixed use zoning giving you excellent flexibility of use. Purchase as an investment or to move in, you can't go wrong because you'll have great proximity to anywhere you'd like to go in New Orleans. Walking distance from the Tulane medical corridor including the VA as well Costco for the best grocery deals in town or a straight shot down Canal to the French Quarter and Downtown for all the libations that New Orleans is known for.

Key facts

• Mixed use zoning
• 3,084 sq ft lot
• Parking

Tags

• MIXED USE ZONING
• WALKING DISTANCE TO COSTCO
• STRAIGHT SHOT TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.4% in New Orleans — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,084/mo this rent would consume 47% of the median local household income ($53k/yr) (locally 3381% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (median comp): $412,087
• List price: $200,000
• Delta: -51.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 S Lopez St	0.03mi	4/2.0	1,499 (+0%)	6mo	$220,500	$147	93
3024 Gravier St	0.04mi	3/2.0 (-1)	1,378 (-8%)	1mo	$80,000	$58	80
2601 Palmyra St	0.56mi	3/2.0 (-1)	1,475 (-1%)	1mo	$259,000	$176	67
2738 Cleveland Ave	0.48mi	3/2.0 (-1)	1,356 (-9%)	2mo	$289,000	$213	56
517 S Pierce St	0.64mi	3/2.0 (-1)	1,580 (+6%)	2mo	$445,000	$282	54
647 S Pierce St	0.62mi	3/2.0 (-1)	1,538 (+3%)	9mo	$307,000	$200	54
742 S Genois St	0.33mi	4/1.0	1,700 (+14%)	7mo	$85,000	$50	52
215 N Rendon St	0.63mi	3/2.0 (-1)	1,447 (-3%)	11mo	$299,000	$207	52
3032 Conti St	0.72mi	4/2.0	1,600 (+7%)	8mo	$127,000	$79	48
3225 Bienville St	0.68mi	3/2.5 (-1)	1,683 (+13%)	4mo	$470,000	$279	37
4010 D'hemecourt St	0.65mi	3/3.0 (-1)	1,634 (+10%)	12mo	$330,000	$202	35
2653 Iberville St	0.69mi	3/3.5 (-1)	1,641 (+10%)	9mo	$345,000	$210	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-23,180
• Equity at exit: $29,821

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-23,909
• Equity at exit: $17,292

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $240

Break-even live

Break-even rent $1,780

Max offer price $200,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3023 Baudin St New Orleans, LA	3.0	1.0	968	$2,400	$2.48	17d	1	0.21mi
426 S Lopez St New Orleans, LA	4.0	3.0	1400	$2,300	$1.64	23d	1	0.21mi
439 S Norman C. Francis Pkwy Unit 1A New Orleans, LA	3.0	1.0	1200	$1,700	$1.42	21d	1	0.28mi
325 S Rendon St New Orleans, LA	3.0	2.0	1130	$2,000	$1.77	23d	1	0.32mi
2912 Palmyra St Unit D New Orleans, LA	3.0	2.0	1257	$1,650	$1.31	23d	1	0.36mi
334 S Clark St New Orleans, LA	3.0	1.0	1065	$1,750	$1.64	21d	1	0.37mi
429 S Genois St Unit 429 New Orleans, LA	3.0	1.0	1022	$1,650	$1.61	23d	1	0.37mi
227 S Gayoso St Unit 2h New Orleans, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.38mi
431 S Genois St New Orleans, LA	3.0	1.0	1022	$1,675	$1.64	23d	1	0.38mi
305 S Norman C Francis Pkwy New Orleans, LA	3.0	1.5	1730	$2,600	$1.50	17d	1	0.38mi
305 S Norman C Francis Pkwy New Orleans, LA	3.0	1.5	1730	$2,500	$1.45	14d	1	0.38mi
2645 Gravier St Unit 2645-A New Orleans, LA	3.0	1.0	1290	$1,595	$1.24	23d	1	0.40mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$2,545	$2.32	1d	16	0.42mi
2652 Banks St New Orleans, LA	3.0	3.5	1204	$2,100	$1.74	23d	1	0.45mi
4702 Euphrosine St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	3d	1	0.46mi
2539 Gravier St Unit 2541 New Orleans, LA	3.0	1.0	1115	$1,495	$1.34	16d	1	0.49mi
3804 Banks St New Orleans, LA	3.0	2.0	1353	$2,250	$1.66	17d	1	0.51mi
2615 Banks St New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	2d	1	0.51mi
3825 Baudin St New Orleans, LA	3.0	3.5	1680	$2,000	$1.19	23d	1	0.51mi
326 S Dorgenois St Unit 326 New Orleans, LA	4.0	3.0	1510	$2,300	$1.52	2d	1	0.56mi
647 S Pierce St New Orleans, LA	3.0	2.0	1550	$3,175	$2.05	14d	1	0.59mi
615 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.59mi
613 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.59mi
3315 Iberville St Unit 3 New Orleans, LA	3.0	1.5	1006	$1,345	$1.34	23d	1	0.59mi
1318 S Salcedo St Unit 101 New Orleans, LA	4.0	2.0	1152	$1,775	$1.54	17d	1	0.59mi
1318 S Salcedo St Unit 202 New Orleans, LA	4.0	2.0	1152	$1,975	$1.71	23d	1	0.59mi
1210 S Genois St New Orleans, LA	3.0	1.0	1000	$1,595	$1.59	23d	1	0.60mi
2517 Palmyra St New Orleans, LA	3.0	2.0	1306	$2,100	$1.61	17d	1	0.62mi
1228 S Genois St New Orleans, LA	3.0	1.0	1000	$1,150	$1.15	23d	1	0.63mi
4020 Baudin St New Orleans, LA	3.0	2.0	1100	$1,550	$1.41	3d	1	0.63mi
2304 Gravier St Unit 2304 New Orleans, LA	3.0	2.0	1112	$1,800	$1.62	16d	1	0.67mi
2738 Bienville St New Orleans, LA	4.0	3.0	1671	$2,200	$1.32	23d	1	0.69mi
3232 Conti St New Orleans, LA	3.0	2.0	1140	$3,500	$3.07	43d	1	0.70mi
4814 Thalia St Unit B New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	23d	1	0.72mi
4816 Thalia St New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	23d	1	0.72mi
439 N Norman C Francis Pkwy Unit 1A New Orleans, LA	3.0	1.0	1200	$1,700	$1.42	21d	1	0.76mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	20d	1	0.76mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	23d	1	0.84mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	3d	1	0.84mi
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	23d	1	0.87mi

Listing history 27 events

1. 2026-06-18
   days on market $200,000 Active 83 DOM
2. 2026-06-17
   days on market $200,000 Active 82 DOM
3. 2026-06-16
   days on market $200,000 Active 81 DOM
4. 2026-06-15
   days on market $200,000 Active 80 DOM
5. 2026-06-13
   days on market $200,000 Active 78 DOM
6. 2026-06-10
   days on market $200,000 Active 75 DOM
7. 2026-06-09
   days on market $200,000 Active 74 DOM
8. 2026-06-08
   days on market $200,000 Active 73 DOM
9. 2026-06-07
   days on market $200,000 Active 72 DOM
10. 2026-06-05
    days on market $200,000 Active 69 DOM
11. 2026-06-03
    days on market $200,000 Active 68 DOM
12. 2026-06-02
    days on market $200,000 Active 67 DOM
13. 2026-06-01
    days on market $200,000 Active 66 DOM
14. 2026-05-31
    days on market $200,000 Active 65 DOM
15. 2026-03-27
    listed $220,000 Active 499-char remark

    Show marketing remark (499 chars)

    Welcome home to this centrally located 3 bed 1 bath property with mixed use zoning giving you excellent flexibility of use. Purchase as an investment or to move in, you can't go wrong because you'll have great proximity to anywhere you'd like to go in New Orleans. Walking distance from the Tulane medical corridor including the VA as well Costco for the best grocery deals in town or a straight shot down Canal to the French Quarter and Downtown for all the libations that New Orleans is known for.

16. 2026-03-27
    listed $220,000 Active 499-char remark

    Show marketing remark (499 chars)

    Welcome home to this centrally located 3 bed 1 bath property with mixed use zoning giving you excellent flexibility of use. Purchase as an investment or to move in, you can't go wrong because you'll have great proximity to anywhere you'd like to go in New Orleans. Walking distance from the Tulane medical corridor including the VA as well Costco for the best grocery deals in town or a straight shot down Canal to the French Quarter and Downtown for all the libations that New Orleans is known for.

17. 2025-11-24
    price $210,000
18. 2025-11-18
    price $210,000
19. 2025-07-04
    price $230,000
20. 2025-07-04
    price $230,000
21. 2025-05-13
    price $240,000
22. 2025-05-13
    price $240,000
23. 2025-01-30
    listed $250,000 Active
24. 2023-12-01
    soldstatus $172,500 Closed
25. 2023-09-15
    historical Active Under Contract
26. 2023-08-30
    listed $175,000
27. 2023-08-30
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $2,488 · $207/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,002
• − Mortgage interest: −$11,203
• − Property taxes: −$2,488
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$5,818
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,954/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Orleans Parish
• NCES district ID: 2201170
• Math proficiency: 11% ▼ -52.00%
• Reading proficiency: 27% ▼ -46.00%
• Median HH income: $37,011
• Composite: 15.78/100
• National rank: #9271
• State rank: #69 of 98 in LA

Livability — New Orleans

• Score: 81/100
• State rank: #3
• US rank: #1383

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime C- Employment D Housing B- Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Orleans, LA
• County: Orleans Parish · 338,817 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 513,025 people
• By 2030: 575,781 · +12.2%
• By 2040: 700,174 · +36.5%
• By 2050: 826,541 · +61.1%
• By 2075: 1,123,374 · +119.0%
• By 2100: 1,355,609 · +164.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

Political lean MEDSL · Orleans

• 2024 margin: Solid D (+67.0) · D 82.2% · R 15.2% · Other 2.7%
• 2008→2024 swing: +6.7pp toward D · 2008: 60.3pp · 2024: 67.0pp
• All cycles: 2024: D+67.0 2020: D+68.2 2016: D+66.2 2012: D+62.5 2008: D+60.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+25.7% since first listed

13 events — show timeline

• 2026-03-27 Listed $220,000 GSREIN
• 2026-03-27 Listed $220,000 AcadianaMLS
• 2025-11-24 Price Changed $210,000 AcadianaMLS
• 2025-11-18 Price Changed $210,000 GSREIN
• 2025-07-04 Price Changed $230,000 AcadianaMLS
• 2025-07-04 Price Changed $230,000 GSREIN
• 2025-05-13 Price Changed $240,000 AcadianaMLS
• 2025-05-13 Price Changed $240,000 GSREIN
• 2025-01-30 Listed $250,000 AcadianaMLS
• 2023-12-01 Sold (MLS) $172,500 GSREIN
• 2023-09-15 Contingent — GSREIN
• 2023-08-30 Listed $175,000 GSREIN
• 2023-08-30 Listed $175,000 AcadianaMLS

Property tax history

+10.6%/yr

Latest (2026): $2,488 · +1.1% YoY. Source: county tax records.